Clettyden Woodhead, Turriff, Ab53

CLETTYDEN WOODHEAD

TURRIFF AB53 8PL

Energy performance certificate

YouEnergy can use this Performance document to: Certificate (EPC) Scotland Dwellings Clettyden Woodhead, Fyvie, Turriff, Aberdeenshire, AB53 8PL Dwelling type: Detached house Reference number: 0254-1050-6235-8833-4920 Date of assessment: 05 May 2017 Type of assessment: RdSAP, existing dwelling Date of certificate: 18 May 2017 Approved Organisation: Elmhurst Total floor area: 240 m2 Main heating and fuel: Boiler and radiators, LPG Primary Energy Indicator: 124 kWh/m2/year

You can use this document to: • Compare current ratings of properties to see which are more energy efficient and environmentally friendly • Find out how to save energy and money and also reduce CO2 emissions by improving your home Estimated energy costs for your home for 3 years* £7,164 See your recommendations report for more Over 3 years you could save* £903 information

* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions

Very energy efficient - lower running costs Current Potential Energy Efficiency Rating (92 plus) A This graph shows the current efficiency of your home, (81-91) B taking into account both energy efficiency and fuel costs. The higher this rating, the lower your fuel bills (69-80) 80 C are likely to be.

(55-68) D 64 Your current rating is band D (64). The average rating for EPCs in Scotland is band D (61). (39-54 E (21-38) The potential rating shows the effect of undertaking all F of the improvement measures listed within your (1-20) G recommendations report. Not energy efficient - higher running costs

Very environmentally friendly - lower CO emissions Current Potential 2 Environmental Impact (CO2) Rating (92 plus) A This graph shows the effect of your home on the (81-91) 91 B environment in terms of carbon dioxide (CO2) emissions. The higher the rating, the less impact it has (69-80) C 78 on the environment. (55-68) D Your current rating is band C (78). The average rating (39-54 E for EPCs in Scotland is band D (59). (21-38) The potential rating shows the effect of undertaking all F of the improvement measures listed within your (1-20) G recommendations report.

Not environmentally friendly - higher CO2 emissions

Top actions you can take to save money and make your home more efficient

Typical savings Available with Recommended measures Indicative cost over 3 years Green Deal 1 Internal or external wall insulation £4,000 - £14,000 £354.00 2 Floor insulation (suspended floor) £800 - £1,200 £297.00 3 Solar water heating £4,000 - £6,000 £255.00

A full list of recommended improvement measures for your home, together with more information on potential cost and savings and advice to help you carry out improvements can be found in your recommendations report.

The Green Deal may allow you to make your THIS PAGE IS THE ENERGY PERFORMANCE home warmer and cheaper to run at no up-front CERTIFICATE WHICH MUST BE AFFIXED TO THE capital cost. See your recommendations report DWELLING AND NOT BE REMOVED UNLESS IT IS for more details. REPLACED WITH AN UPDATED CERTIFICATE Clettyden Woodhead, Fyvie, Turriff, Aberdeenshire, AB53 8PL 18 May 2017 RRN: 0254-1050-6235-8833-4920 Recommendations Report

Summary of the energy performance related features of this home This table sets out the results of the survey which lists the current energy-related features of this home. Each element is assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars = average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration the condition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and an assumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental Walls Sandstone or limestone, as built, no insulation (assumed) Solid brick, as built, insulated (assumed) Timber frame, as built, insulated (assumed) Roof Pitched, insulated (assumed) Roof room(s), insulated Roof room(s), insulated (assumed) Floor Suspended, no insulation (assumed) Suspended, insulated (assumed) Solid, insulated (assumed) Windows Fully double glazed Main heating Boiler and radiators, LPG Main heating controls Programmer, room thermostat and TRVs Secondary heating Room heaters, wood logs Hot water From main system Lighting Low energy lighting in 89% of fixed outlets

The energy efficiency rating of your home Your Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy used for heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall rating for your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and for cooking, a building with a rating of 100 would cost almost nothing to run. As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptions which may be different from the way you use it. The rating also uses national weather information to allow comparison between buildings in different parts of Scotland. However, to make information more relevant to your home, local weather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from making improvements.

The impact of your home on the environment One of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and power in our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amounts of carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home is calculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

The calculated emissions for your home are 25 kg CO2/m²/yr. The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment, heating and lighting this home currently produces approximately 6.0 tonnes of carbon dioxide every year. Adopting recommendations in this report can reduce emissions and protect the environment. If you were to install all of these recommendations this could reduce emissions by 2.9 tonnes per year. You could reduce emissions even more by switching to renewable energy sources.

Elmhurst Energy Systems RdSAP Calculator v2.11r11 (SAP 9.92) Page 1 of 5 Clettyden Woodhead, Fyvie, Turriff, Aberdeenshire, AB53 8PL 18 May 2017 RRN: 0254-1050-6235-8833-4920 Recommendations Report

Estimated energy costs for this home

Current energy costs Potential energy costs Potential future savings Heating £6,102 over 3 years £5,478 over 3 years Hot water £711 over 3 years £432 over 3 years You could Lighting £351 over 3 years £351 over 3 years save £903 Totals £7,164 £6,261 over 3 years

These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of any electricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs show the effect of undertaking all of the recommended measures listed below. Recommendations for improvement The measures below will improve the energy and environmental performance of this dwelling. The performance ratings after improvements listed below are cumulative; that is, they assume the improvements have been installed in the order that they appear in the table. Further information about the recommended measures and other simple actions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on 0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary. This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certain types of work.

Rating after improvement Recommended measures Indicative cost Typical saving Green per year Energy Environment Deal

1 Internal or external wall insulation £4,000 - £14,000 £118 D 66 C 79

2 Floor insulation (suspended floor) £800 - £1,200 £99 D 68 B 81

3 Solar water heating £4,000 - £6,000 £85 C 70 B 82

4 Wind turbine £15,000 - £25,000 £556 C 80 B 91

Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicative costs. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also be available for certain households in receipt of means tested benefits. Measures which have an orange tick may need additional finance. To find out how you could use Green Deal finance to improve your property, visit www.greenerscotland.org or contact the Home Energy Scotland hotline on 0808 808 2282.

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home Energy Scotland hotline on 0808 808 2282 or go to www.greenerscotland.org.

Page 2 of 5

Clettyden Woodhead, Fyvie, Turriff, Aberdeenshire, AB53 8PL

18 May 2017 RRN: 0254-1050-6235-8833-4920 Recommendations Report

About the recommended measures to improve your home’s performance rating

This section offers additional information and advice on the recommended improvement measures for your home

1 Internal or external wall insulation

Internal or external wall insulation involves adding a layer of insulation to either the inside or the outside surface of the external walls, which reduces heat loss and lowers fuel bills. As it is more expensive than cavity wall insulation it is only recommended for walls without a cavity, or where for technical reasons a cavity cannot be filled. Internal insulation, known as dry-lining, is where a layer of insulation is fixed to the inside surface of external walls; this type of insulation is best applied when rooms require redecorating. External solid wall insulation is the application of an insulant and a weather-protective finish to the outside of the wall. This may improve the look of the home, particularly where existing brickwork or rendering is poor, and will provide long- lasting weather protection. Further information can be obtained from the National Insulation Association

(www.nationalinsulationassociation.org.uk). It should be noted that planning permission might be required and that building regulations apply to this work so it is best to check with your local authority whether a building warrant or planning permission will be required.

2 Floor insulation (suspended floor)

Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation to prevent dampness; seek advice about this if unsure. Further information about floor insulation is available from many sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulations generally apply to this work so it is best to check this with your local authority building standards department.

3 Solar water heating

A solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This can significantly reduce the demand on the heating system to provide hot water and hence save fuel and money.

Planning permission might be required, building regulations generally apply to this work and a building warrant may be required, so it is best to check these with your local authority. You could be eligible for Renewable Heat

Incentive payments which could appreciably increase the savings beyond those shown on your EPC, provided that both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).

Details of local MCS installers are available at www.microgenerationcertification.org.

4 Wind turbine

A wind turbine provides electricity from wind energy. This electricity is used throughout the home in the same way as the electricity purchased from an energy supplier. Wind turbines are not suitable for all properties. The system’s effectiveness depends on local wind speeds and the presence of nearby obstructions, and a site survey should be undertaken by an accredited installer. Planning permission might be required and building regulations generally apply to this work and a building warrant may be required, so it is best to check these with your local authority. The assessment does not include the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on this EPC for a wind turbine, provided that both the product and the

installer are certified by the Microgeneration Certification Scheme (or equivalent). Details of local MCS installers

are available at www.microgenerationcertification.org.

Low and zero carbon energy sources

Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxide into the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cutting carbon. LZC energy sources present: • Biomass secondary heating • Solar photovoltaics

Page 3 of 5 Clettyden Woodhead, Fyvie, Turriff, Aberdeenshire, AB53 8PL 18 May 2017 RRN: 0254-1050-6235-8833-4920 Recommendations Report

Your home's heat demand You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing your existing heating system with one that generates renewable heat and, where appropriate, having your loft insulated and cavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. For more information go to www.energysavingtrust.org.uk/scotland/rhi. Impact of loft Impact of cavity Impact of solid wall Heat demand Existing dwelling insulation wall insulation insulation

Space heating (kWh per year) 25,748 N/A N/A (1,565)

Water heating (kWh per year) 3,024

Addendum This dwelling has stone walls and so requires further investigation to establish whether these walls are of cavity construction and to determine which type of wall insulation is best suited. About this document This Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of ten years. These documents cease to be valid where superseded by a more recent assessment of the same building carried out by a member of an Approved Organisation.

The Energy Performance Certificate and this Recommendations Report for this building were produced following an energy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an Approved Organisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance of Buildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of this document by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at the top of this page.

Assessor's name: Mr. Alan Kennedy Assessor membership number: EES/016140 Company name/trading name: J & E Shepherd Address: 11 Dalrymple Street Fraserburgh AB43 9BH Phone number: 01382 200454 Email address: [email protected] Related party disclosure: No related party

If you have any concerns regarding the content of this report or the service provided by your assessor you should in the first instance raise these matters with your assessor and with the Approved Organisation to which they belong. All Approved Organisations are required to publish their complaints and disciplinary procedures and details can be found online at the web address given above.

Use of this energy performance information Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are available to view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering the property address. This gives everyone access to any current, valid EPC except where a property has a Green Deal Plan, in which case the report reference number (RRN) must first be provided. The energy performance data in these documents, together with other building information gathered during the assessment is held on the Scottish EPC Register and is available to authorised recipients, including organisations delivering energy efficiency and carbon reduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertaken in Scotland is also published periodically by the Scottish Government. Further information on these matters and on Energy Performance Certificates in general, can be found at www.gov.scot/epc.

Page 4 of 5 Clettyden Woodhead, Fyvie, Turriff, Aberdeenshire, AB53 8PL 18 May 2017 RRN: 0254-1050-6235-8833-4920 Recommendations Report

Opportunity to benefit from a Green Deal on this property Under a Green Deal, the cost of the improvements is repaid over time via a credit agreement. Repayments are made through a charge added to the electricity bill for the property. To see which improvements are recommended for this property, please turn to page 3. You can choose which improvements you want to install and ask for a quote from an authorised Green Deal provider. They will organise installation by an authorised Green Deal installer. If you move home, the responsibility for paying the Green Deal charge under the credit agreement passes to the new electricity bill payer. For householders in receipt of income-related benefits, additional help may be available. To find out more, visit www.greenerscotland.org or call 0808 808 2282.

Repayments Authorised Finance at Choose from May be paid stay with the home energy no upfront authorised from savings electricity bill assessment cost installers in energy bills payer

Page 5 of 5 Scottish Single Survey

Single Survey

survey report on:

Property address Clettyden Woodhead Turriff Aberdeenshire AB53 8PL

Customer Mr & Mrs A. Selbie

Customer address Per McEwan Fraser Legal 128/130 East Claremont Street Edinburgh EH7 4LB

Prepared by J & E Shepherd

Date of inspection 5th May 2017

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Terms and Conditions

PART 1 - GENERAL

1.1 THE SURVEYORS The Seller has engaged the Surveyors to provide the Single Survey Report and a generic Mortgage Valuation Report for Lending Purposes. The Seller has also engaged the Surveyors to provide an Energy Report in the format prescribed by the accredited Energy Company.

The Surveyors are authorised to provide a transcript or retype of the generic Mortgage Valuation Report on to Lender specific pro-forma. Transcript reports are commonly requested by Brokers and Lenders. The transcript report will be in the format required by the Lender but will contain the same information, inspection date and valuation figure as the generic Mortgage Valuation Report and the Single Survey. The Surveyors will decline any transcript request which requires the provision of information additional to the information in the Report and the generic Mortgage Valuation Report until the Seller has conditionally accepted an offer to purchase made in writing.

Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser's lender or conveyancer may request that the Surveyors provide general comment on standard appropriate supplementary documentation. In the event of a significant amount of documentation being provided to the Surveyors, an additional fee may be incurred by the Purchaser. Any additional fee will be agreed in writing.

If information is provided to the Surveyors during the conveyancing process which materially affects the valuation stated in the Report and generic Mortgage Valuation Report, the Surveyors reserve the right to reconsider the valuation. Where the Surveyors require to amend the valuation in consequence of such information, they will issue an amended Report and generic Mortgage Valuation Report to the Seller. It is the responsibility of the Seller to ensure that the amended Report and generic Mortgage Valuation Report are transmitted to every prospective Purchaser.

The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who is competent to survey, value and report upon Residential Property 1 .

If the Surveyors have had a previous business relationship within the past two years with the Seller or Sellers Agent or relative to the property, they will be obliged to indicate this by ticking the adjacent box.

The Surveyors have a written complaints handling procedure. This is available from the offices of the Surveyors at the address stated.

1.2 THE REPORT The Surveyors will not provide an amended Report on the Property, except to correct factual inaccuracies.

The Report will identify the nature and source of information relied upon in its preparation.

The Surveyor shall provide a Market Value of the Property, unless the condition of the Property is such that it would be inappropriate to do so. A final decision on whether a loan will be granted rests with the Lender who may impose retentions in line with their lending criteria. The date of condition and value of the property will be the date of inspection.

To date, Purchasers have normally obtained their own report from their chosen Surveyor. By contrast, a Single Survey is instructed by the Seller and made available to all potential Purchasers in the expectation that the successful Purchaser will have relied upon it. The Royal Institution of Chartered Surveyors rules require disclosure of any potential conflict of interest when acting for the Seller and the Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and if this is of concern to any party they are advised to seek their own independent advice.

1 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct.

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The Report and any expressions or assessments in it are not intended as advice to the Seller or Purchaser or any other person in relation to an asking price or any other sales or marketing decisions. The Report is based solely on the Property and is not to be relied upon in any manner whatsoever when considering the valuation or condition of any other property.

If certain minor matters are mentioned in the Report it should not be assumed that the Property is free of other minor defects.

Neither the whole nor any part of the Report may be published in any way, reproduced or distributed by any party other than the Seller, prospective purchasers and the Purchaser and their respective professional advisers without the prior written consent of the Surveyors.

1.3 LIABILITY The Report is prepared with the skill and care reasonably to be expected of a competent residential surveyor who is a member of the Royal Institution of Chartered Surveyors.

The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy) along with these Terms and Conditions (or a complete copy) would (or, as the case might be, would have been) be disclosed and delivered to:-

the Seller;

any person(s) noting an interest in purchasing the Property from the Seller;

any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property, whether or not that offer is accepted by the Seller;

the Purchaser; and

the professional advisers of any of these.

The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to the Seller and to the Purchaser. The Surveyors accept no responsibility or liability whatsoever in relation to the Report to persons other than the Seller and the Purchaser. The Seller and Purchaser should be aware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, the Surveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Any such Lender relies upon the Report entirely at their own risk.

1.4 GENERIC MORTGAGE VALUATION REPORT The Surveyors undertake to the Seller that they will prepare a generic Mortgage Valuation Report, which will be issued along with the Single Survey. It is the responsibility of the Seller to ensure that the generic Mortgage Valuation Report is provided to every potential Purchaser.

1.5 TRANSCRIPT MORTGAGE VALUATION FOR LENDING PURPOSES The Surveyors undertake that on being asked to do so by a prospective purchaser, or his/her professional advisor or Lender, they will prepare a Transcript Mortgage Valuation Report for Lending Purposes on terms and conditions to be agreed between the Surveyors and Lender and solely for the use of the Lender and upon which the Lender may rely. The decision as to whether finance will be provided is entirely a matter for the Lender. The Transcript Mortgage Valuation Report 2 will be from information contained in the Report and the generic Mortgage Valuation Report.

2 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct

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1.6 INTELLECTUAL PROPERTY All intellectual property rights whatsoever (including copyright) in and to the Report, excluding the headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other party in writing.

1.7 PAYMENT The Surveyors are entitled to refrain from delivering the Report to anyone until the fee and other charges for it notified to the Seller have been paid. Additional fees will be charged for subsequent inspections and Reports.

1.8 CANCELLATION The Seller will be entitled to cancel the inspection by notifying the Surveyor's office at any time before the day of the inspection.

The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to the Seller) if after arriving at the property, the Surveyor concludes that it is of a type of construction of which the surveyor has insufficient specialist knowledge to be able to provide the inspection satisfactorily. The Surveyor will also be entitled not to proceed if after arriving at the property, the surveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 as detailed in the (Prescribed Documents) Regulations 2008. If there is a potential threat to their health or personal safety, the inspection may be postponed or cancelled, at the Surveyor's discretion.

In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid by the Seller for the inspection and Report, except for expenses reasonably incurred and any fee due in light of the final paragraph of this section.

In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place but before a written report is issued, the Surveyor will be entitled to raise an Invoice equivalent to 80% of the agreed fee.

1.9 PRECEDENCE If there is any incompatibility between these Terms and Conditions and the Report, these Terms and Conditions take precedence.

1.10 DEFINITIONS

the "Lender" is the party who has provided or intends or proposes to provide financial assistance to the Purchaser towards the purchase of the Property and in whose favour a standard security will be granted over the Property;

the "Transcript Mortgage Valuation Report for Lending Purposes" means a separate report, prepared by the Surveyor, prepared from information in the Report and the generic Mortgage Valuation Report, but in a style and format required by the Lender. The Transcript Mortgage Valuation Report for Lending Purposes will be prepared with the skill and care reasonably to be expected from a surveyor who is a member of the Royal Institution of Chartered Surveyors and who is competent to survey, value and report on the Property;

the "Generic Mortgage Valuation Report" means a separate report, prepared by the Surveyor from information in the Report but in the Surveyor's own format;

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the "Market Value" is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion;

the "Property" is the property which forms the subject of the Report;

the "Purchaser" is the person (or persons) who enters into a contract to buy the Property from the Seller;

a "prospective Purchaser" is anyone considering buying the Property;

the "Report" is the report, of the kind described in Part 2 of these Terms and Conditions and in the form set out in part 1 of Schedule 1 of the Housing (Scotland) Act 2006 (Prescribed Documents) Regulations 2008;

the "Seller" is/are the proprietor(s) of the Property;

the "Surveyor" is the author of the Report on the Property; and

the "Surveyors" are the firm or company of which the Surveyor is an employee, director, member or partner (unless the Surveyor is not an employee, director, member or partner, when the "Surveyors" means the Surveyor) whose details are set out at the head of the Report.

the "Energy Report" is the advice given by the accredited Energy Company, based on information collected by the Surveyor during the Inspection, and also includes an Energy Performance Certificate, in a Government approved format.

PART 2 - DESCRIPTION OF THE REPORT

2.1 THE SERVICE The Single Survey is a Report by an independent Surveyor, prepared in an objective way regarding the condition and value of the Property on the day of the inspection, and who is a member of the Royal Institution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is in the format of the accredited Energy Company. In addition, the Surveyor has agreed to supply a generic Mortgage Valuation Report.

2.2 THE INSPECTION The Inspection is a general surface examination of those parts of the Property which are accessible: in other words, visible and readily available for examination from ground and floor levels, without risk of causing damage to the Property or injury to the Surveyor.

All references to visual inspection refer to an inspection from within the property at floor level and from ground level within the site and adjoining public areas, without the need to move any obstructions. Any references to left or right are taken facing the front of the property.

The Inspection is carried out with the Seller's permission, without causing damage to the building or contents. Furniture, stored items and insulation are not moved.

Unless identified in the report the Surveyor will assume that no harmful or hazardous materials have been used in the construction. The presence or possible consequences of any site contamination will not be researched.

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The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspector in completing a Single Survey of properties that may fall within the Control of Asbestos in the Workplace Regulations. In the case of flats it will be assumed that there is a duty holder, as defined in the Regulations and that a Register of Asbestos and effective Management Plan is in place, which does not require any expenditure, or pose a significant risk to health. No enquiry of the duty holder will be made.

2.3 THE REPORT The Report will be prepared by the Surveyor who carried out the property inspection and will describe various aspects of the property as defined by the headings of the Single Survey report with the comments being general and unbiased. The report on the location, style and condition of the property, will be concise and will be restricted to matters that could have a material effect upon value and will omit items that, in the Surveyor's opinion, are not significant. If certain minor matters are mentioned, it should not be interpreted that the property is free of any other minor defects.

Throughout the report, the following repair categories will be used to give an overall opinion of the state of repair and condition of the property.

1. Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now.

2. Category 2: Repairs or replacement requiring future attention, but estimates are still advised.

3. Category 1: No immediate action or repair is needed.

WARNING: If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions when the effect can be considerable.

Parts of the property, which cannot be seen or accessed, will not be reported upon and this will be stated. If the Surveyor suspects that a defect may exist within an unexposed area and which could have a material effect upon the value, he may recommend further investigation by specialist contractors.

2.4 SERVICES Surveyors are not equipped or qualified to test the services and therefore no comment can be interpreted as implying that the design, installation and function of the services are in accordance/compliance with regulations, safety and efficiency expectations. However, comment is made where there is cause to suspect significant defects or shortcomings with the installations. No tests are made of any services or appliances.

2.5 ACCESSIBILITY A section is included to help identify the basic information interested parties need to know to decide whether to view a property.

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2.6 ENERGY REPORT A section is included that makes provision for an Energy Report, relative to the property. The Surveyor will collect physical data from the property and provide such data in a format required by an accredited Energy Company. The Surveyor cannot of course accept liability for any advice given by the Energy Company.

2.7 VALUATION AND CONVEYANCER ISSUES The last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). It also contains the Surveyor's opinion both of the market value of the property and of the re-instatement cost, as defined below.

"Market Value" is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving at the opinion of the Market Value, the Surveyor also makes various standard assumptions covering, for example, vacant possession; tenure and other legal considerations; contamination and hazardous materials; the condition of un-inspected parts; the right to use mains services; and the exclusion of curtains, carpets etc. from the valuation. In the case of flats, the following further assumptions are made that:

There are rights of access and exit over all communal roadways, corridors, stairways etc. and to use communal grounds, parking areas, and other facilities;

There are no particularly troublesome or unusual legal restrictions;

There is no current dispute between the occupiers of the flats or any outstanding claims or losses; and the costs of repairs to the building are shared among the co-proprietors on an equitable basis.

Any additional assumption, or any found not to apply, is reported.

"Re-instatement cost" is an estimate for insurance purposes of the current cost of rebuilding the Property in its present form unless otherwise stated. This includes the cost of rebuilding the garage and permanent outbuildings, site clearance and professional fees, but excludes VAT (except on the fees).

Sellers or prospective Purchasers may consider it prudent to instruct a reinspection and revaluation after a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the market and/or in the physical condition of the Property.

Clettyden, Woodhead, Terms & Conditions (With MVR) - 1\10\2008 Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 6 of 6 Single Survey

1. Information and scope of inspection

This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It also tells you about the extent of the inspection and highlights anything that the surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property without moving any obstructions and externally from ground level within the site and adjoining public areas. Any references to left or right in a description of the exterior of the property refer to the view of someone standing facing that part of the property from the outside.

The inspection is carried out without causing damage to the building or its contents and without endangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the report the surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction. The presence or possible consequences of any site contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. will not be inspected or reported on.

Description A large traditional style one and a half storey detached dwellinghouse, together with outbuildings and agricultural land.

Accommodation Ground Floor - Entrance hall, lounge with study off, sittingroom, dining kitchen with sun lounge off, two bedrooms, one with ensuite shower room with w.c., and separate bathroom with w.c.

First Floor - Three bedrooms and two bathrooms with w.c., in two separate sections.

Gross internal floor area (m²) 240 square metres or thereby.

Neighbourhood and location The subjects are situated within a rural location close to the small village of Woodhead. Surrounding land is generally in agricultural use although there are other dwellinghouses in the vicinity. Local amenities are available in the nearby village of Fyvie, within easy reach.

Age Originally built around 1900, or before, extended originally around 2005, and further substantially altered and extended during 2015.

Weather Dry.

Chimney stacks Visually inspected with the aid of binoculars where appropriate.

There are two chimney stacks of pointed sandstone construction, and one of rendered concrete blockwork, with clay chimneypots and having cement mortar skews around the chimneyheads. The chimneys were inspected from ground level only.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 1 of 17 Single Survey

Roofing including roof space Sloping roofs were visually inspected with the aid of binoculars where appropriate.

Roof spaces were visually inspected and were entered where there was safe and reasonable access, normally defined as being from a 3m ladder within the property.

If this is not possible, then physical access to the roof space may be taken by other means if the Surveyor deems it safe and reasonable to do so.

The roof, in various sections, is of pitched timber construction, externally clad with slates, with tiled ridges and metal lined valleys at intersections in the roof slopes. There are traditional style slated dormers to the front. The roof covering was inspected from ground level only.

A very limited inspection of the roof space over the property was carried out, access being gained via doors off the upper floor accommodation and a ceiling hatch in one of the ground floor bedrooms. Inspection within the roof space was restricted due to limited accessibility and the presence of insulation materials. Various parts of the roof structure were unseen.

Rainwater fittings Visually inspected with the aid of binoculars where appropriate.

Rainwater fittings comprise pvc gutters and downpipes. It was not raining at the time of inspection and the adequacy of the system could not be verified.

Main walls Visually inspected with the aid of binoculars where appropriate.

Foundations and concealed parts were not exposed or inspected.

The outer walls are partly of solid sandstone construction, partly of solid concrete block, and partly of conventional timber framed construction with a block outerleaf, mainly externally harled, and partly finishing in pointed stonework.

Windows, external doors and joinery Internal and external doors were opened and closed where keys were available.

Random windows were opened and closed where possible.

Doors and windows were not forced open.

The windows are mainly of timber casement construction and timber velux style, and partly of pvc framed construction, all equipped with sealed unit double glazing. Not all windows were opened or tested in operation.

The front entrance door is of timber composite construction, with sealed unit double glazed side panel. The back door, off the kitchen, is of timber/pvc composite construction, with a sealed unit double glazed upper panel.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 2 of 17 Single Survey

There are timber fascia to the dormers and external eaves in places.

External decorations Visually inspected.

External joinery timbers are stained and/or painted.

Conservatories / porches There is no porch or conservatory.

Communal areas There are no communal areas.

Garages and permanent outbuildings Visually inspected.

There is no garage pertaining to the property.

There is a range of large outbuildings located close to the house, comprising a workshop of concrete block and corrugated metal clad construction, a store of sectional concrete and profiled metal clad construction, a large stable block of timber and corrugated felt clad construction, together with separate tack room and other small stores and sheds, of timber construction.

There is also a large shed/summerhouse within the garden ground.

Outside areas and boundaries Visually inspected.

The subjects are contained within a large, gently sloping, undulating site, with garden ground surrounding the house, mainly in grass, together with a large gravel surfaced parking area and adjoining paddocks, incorporating a small sandschool.

The vendors advised that the site extends in total to around 12 acres or thereby, although this was not measured by us.

Site boundaries, where seen, are defined by timber post and wire fencing, with a burn running along the southmost boundary.

No detailed site inspection or investigation was carried out by us and we are unable to comment on soil conditions, land drainage, boundary fencing, etc.

An inspection for Japanese Knotweed was not carried out. It is therefore assumed that there is no Japanese Knotweed within the boundaries of the property or on neighbouring properties. Identification of Japanese Knotweed is best undertaken by a specialist firm.

The full extent of the site and definition of boundaries should be ascertained from the Title Deeds.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 3 of 17 Single Survey

Ceilings Visually inspected from floor level.

Ceilings appeared to be plasterboard lined throughout.

Internal walls Visually inspected from floor level.

Using a moisture meter, walls were randomly tested for dampness where considered appropriate.

Internal walls and partitions appeared to be plasterboard lined throughout.

Floors including sub floors Surfaces of exposed floors were visually inspected. No carpets or floor coverings were lifted.

Physical access to the sub floor area may be taken if the Surveyor deems it is safe and reasonable to do so, and subject to a minimum clearance of 1m between the underside of floor joists and the solum as determined from the access hatch.

The flooring is mainly of suspended timber and partly of solid concrete. Inspection of the flooring was considerably restricted due to fixed and fitted floor coverings and furniture throughout, and the majority was unseen.

We were unable to locate any hatches or loose sections of flooring to gain access to the sub-floor area and accordingly the underfloor timbers were unseen and we are unable to comment on their condition.

Internal joinery and kitchen fittings Built-in cupboards were looked into but no stored items were moved.

Kitchen units were visually inspected excluding appliances.

Internal doors are of traditional style slatted timber construction. Skirtings and door facings appeared to be of stained and painted pinewood.

There are two internal staircases, of timber construction, with timber handrails and balustrades.

There are built-in cupboards at various places within the property.

The kitchen, installed in 2015, is equipped with a range of wall and base cupboards, worktop surfacing, including central island, two inset stainless steel sinks, integral appliances and a free- standing 'Rangemaster' cooker.

Chimney breasts and fireplaces Visually inspected.

No testing of the flues or fittings was carried out.

There is a traditional style woodburning stove recessed into a stone chimney breast in the main lounge.

There is a woodburning stove in the sittingroom, with flue connected to the adjoining chimney breast.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 4 of 17 Single Survey

There is a woodburning stove in the sun lounge, with metal flue projecting out through the roof.

None of the stoves were in use at the time of inspection. It is assumed that these have been installed and maintained in accordance with appropriate regulations and standards.

Internal decorations Visually inspected.

Internal walls and ceilings are freshly painted throughout. Joinery timbers are stained/varnished and painted.

Cellars There are no cellars.

Electricity Accessible parts of the wiring were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on.

A mains supply of electricity is laid on to the property. The electric meter and fusebox, incorporating residual circuit breakers, are located within an understair cupboard off the lounge. There is a distribution of 13 amp socket outlets throughout the main accommodation.

There are electric extractor fans in the shower room/bathrooms.

There are photovoltaic solar panels on the roof of the outbuilding closest to the house, installed in 2014, generating electricity for the property and providing income by means of a 'Feed-In' tariff.

It is understood that the electrical installation was inspected by an electrical contractor in 2017 and it is assumed appropriate certification to this effect is available, although this should be confirmed.

Gas Accessible parts of the system were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on.

Liquid petroleum gas (LPG) is provided from a large fixed cylinder located within the garden ground, supplying the cooker in the kitchen and the central heating boiler.

There is no mains gas in the vicinity.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 5 of 17 Single Survey

Water, plumbing, bathroom fittings Visual inspection of the accessible pipework, water tanks, cylinders and fittings without removing any insulation.

No tests whatsoever were carried out to the system or appliances.

The vendors advised that a mains supply of water is laid on to the property. The main stop-cock and rising main were unseen and their location should be ascertained by further investigation.

The plumbing system, where seen, comprises copper supply pipes and pvc wastepipes. There is no requirement for a cold water storage tank within the property.

The bathrooms and shower rooms are all equipped with white sanitary fittings, and partly with fitted vanity units.

Areas below the baths and shower cubicles were unseen. Leakage can often occur around sanitary fittings causing deterioration to concealed areas which may only become apparent once the fittings are removed.

Heating and hot water Accessible parts of the system were visually inspected apart from communal systems, which were not inspected.

No tests whatsoever were carried out to the system or appliances.

Space heating is provided by a gas-fired (LPG) central heating system. A wall mounted 'Glow- Worm' condensing boiler located within the roof space, supplies individually thermostatically controlled pressed steel radiators throughout the main accommodation. The heating was not in use at the time of inspection. The vendors advised that the heating system was installed in 2015, and last serviced in May, 2017.

Hot water is also provided by the central heating boiler, with electric immersion back-up. A large capacity unvented indirect 'thermalstore' hot water cylinder is located within the roof space.

Drainage Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

The vendors advised that drainage is connected to a septic tank located within the site, presumably with outfall to soakaway, the location of which is unclear.

The exact nature and adequacy of the underground drainage installation could not be ascertained within the scope of the inspection.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 6 of 17 Single Survey

Fire, smoke and burglar alarms Visually inspected.

No tests whatsoever were carried out to the system or appliances.

There are smoke alarms fitted at various places within the property.

Any additional limits to inspection The property was in occupation, fully furnished and floor covered at the time of inspection. Fixed and fitted floor coverings and furnishings were not lifted or moved. No sub-floor inspection was possible. Concealed areas around sanitary fittings and washing appliances were unseen. Inspection within the roof space was restricted due to limited accessibility and the presence of insulation materials. Inspection within cupboards was restricted due to stored goods and personal effects.

Woodwork or other parts of the structure that were covered, unexposed or inaccessible have not been inspected and we are therefore unable to confirm that any such part of the property is free from beetle, rot or other defects.

Not all windows were opened or tested in operation.

An inspection for Japanese Knotweed was not carried out. This is a plant which is subject to control regulation, is considered to be invasive and one which can render a property unsuitable for some mortgage lenders. It is therefore assumed that there is no Japanese Knotweed within the boundaries of the property or on neighbouring properties. Identification of Japanese Knotweed is best undertaken by a specialist contractor.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 7 of 17 Single Survey

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 8 of 17 Single Survey

2. Condition

This section identifies problems and tells you about the urgency of any repairs by using one of the following three categories:

Category 3 Category 2 Category 1

Urgent repairs or replacement are Repairs or replacement requiring No immediate action or repair is needed now. Failure to deal with future attention, but estimates are needed. them may cause problems to other still advised. parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now.

Structural movement

Repair category 1

Notes No evidence of ongoing settlement, heave or structural movement was apparent.

Dampness, rot and infestation

Repair category 1

Notes No evidence of active woodworm, dampness or timber rot was apparent, within the scope and limitations of the inspection.

There is evidence that original roof timbers have been affected by woodworm. The vendors advised that timber treatment works had been carried out by a specialist contractor in the past and it is assumed relevant Report and Guarantee documentation is available in this respect, although this should be confirmed.

Chimney stacks

Repair category 1

Notes No visible defects which have a material effect on value were noted to the chimney stacks.

Roofing including roof space

Repair category 1

Notes No visible defects which have a material effect on value were noted to the roof covering or within the roof, within the scope and limitations of the inspection.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 9 of 17 Single Survey

Rainwater fittings

Repair category 1

Notes No visible defects which have a material effect on value were noted to the rainwater fittings.

Main walls

Repair category 1

Notes No visible defects which have a material effect on value were noted to the main walls.

Windows, external doors and joinery

Repair category 1

Notes No visible defects which have a material effect on value were noted to the windows, external doors and joinery timbers.

External decorations

Repair category 1

Notes No visible defects which have a material effect on value were noted to the external decoration.

Conservatories/porches

Repair category -

Notes Not applicable.

Communal areas

Repair category -

Notes Not applicable.

Garages and permanent outbuildings

Repair category 1

Notes No visible defects which have a material effect on value were noted to the outbuildings.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 10 of 17 Single Survey

Outside areas and boundaries

Repair category 1

Notes No visible defects which have a material effect on value were noted to the outside areas and boundaries.

Ceilings

Repair category 1

Notes No visible defects which have a material effect on value were noted to ceiling linings.

Internal walls

Repair category 1

Notes No visible defects which have a material effect on value were noted to internal walls and partitions.

Floors including sub-floors

Repair category 1

Notes No visible defects which have a material effect on value were noted to the flooring, within the scope and limitations of the inspection.

Internal joinery and kitchen fittings

Repair category 1

Notes No visible defects which have a material effect on value were noted to internal joinery and kitchen fittings.

Chimney breasts and fireplaces

Repair category 1

Notes No visible defects which have a material effect on value were noted to the chimney breasts.

Internal decorations

Repair category 1

Notes No visible defects which have a material effect on value were noted to the internal decoration.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 11 of 17 Single Survey

Cellars

Repair category -

Notes Not applicable.

Electricity

Repair category 1

Notes No visible defects which have a material effect on value were noted to the electrical installation, within the scope and limitations of the inspection.

The Institution of Engineering and Technology recommends that inspection and testings are undertaken at least every 10 years and on a change of occupancy. It should be appreciated that only the most recently constructed or rewired properties will have installations which fully comply with present IET Regulations.

Gas

Repair category 1

Notes No visible defects which have a material effect on value were noted to the gas installation and appliances, within the scope and limitations of the inspection.

Gas appliances should be routinely checked and maintained by a Gas Safe registered engineer.

Water, plumbing and bathroom fittings

Repair category 1

Notes No visible defects which have a material effect on value were noted to the plumbing system and sanitary fittings, within the scope and limitations of the inspection.

It is advisable to maintain a watertight seal around sanitary fittings to prevent water spillage or leakage causing deterioration to surrounding areas.

Heating and hot water

Repair category 1

Notes No visible defects which have a material effect on value were noted to the heating and hot water systems, within the scope and limitations of the inspection.

Heating systems should be routinely checked, maintained and regularly serviced by a competent heating engineer.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 12 of 17 Single Survey

Drainage

Repair category 1

Notes At the time of inspection there was no evidence of undue surface water on the site.

Septic tank drainage systems should be routinely checked and cleared out as necessary.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 13 of 17 Single Survey

Set out below is a summary of the condition of the property which is provided for reference only. You should refer to the previous comments for detailed information.

Structural movement 1 Category 3

Dampness, rot and infestation 1 Urgent repairs or replacement are needed now. Failure to deal with Chimney stacks 1 them may cause problems to other parts of the property or cause a Roofing including roof space 1 safety hazard. Estimates for repairs or replacement are needed now. Rainwater fittings 1 Category 2 Main walls 1 Repairs or replacement requiring Windows, external doors and joinery 1 future attention, but estimates are still advised. External decorations 1 Category 1 Conservatories/porches - No immediate action or repair is Communal areas - needed.

Garages and permanent outbuildings 1

Outside areas and boundaries 1

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 1

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

Remember The cost of repairs may influence the amount someone is prepared to pay for the property. We recommend that relevant estimates and reports are obtained in your own name.

Warning If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions where the effect can be considerable.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 14 of 17 Single Survey 3. Accessibility information

Guidance notes on accessibility information Three steps or fewer to a main entrance door of the property: In flatted developments the 'main entrance' would be the flat's own entrance door, not the external door to the communal stair. The 'three steps or fewer' are counted from external ground level to the flat's entrance door. Where a lift is present, the count is based on the number of steps climbed when using the lift.

Unrestricted parking within 25 metres: For this purpose, 'Unrestricted parking' includes parking available by means of a parking permit. Restricted parking includes parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white lines at the edge of the road or by a parking control sign, parking meters or other coin-operated machines.

1. Which floor(s) is the living accommodation on? Ground and First

2. Are there three steps or fewer to a main entrance door of the property? Yes X No

3. Is there a lift to the main entrance door of the property? Yes No X

4. Are all door openings greater than 750mm? Yes No X

5. Is there a toilet on the same level as the living room and kitchen? Yes X No

6. Is there a toilet on the same level as a bedroom? Yes X No

7. Are all rooms on the same level with no internal steps or stairs? Yes No X

8. Is there unrestricted parking within 25 metres of an entrance door to the building? Yes X No

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 15 of 17 Single Survey

4. Valuation and conveyancer issues

This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives an opinion of market value and an estimated reinstatement cost for insurance purposes.

Matters for a solicitor or licensed conveyancer

It is assumed that the property is held under Absolute Ownership. This should be confirmed.

The property has been altered and extended in the past, originally around 2005, and latterly in 2015. It is assumed that all alterations and additions to the property have been carried out with all necessary permissions and that appropriate documentation, including Completion Certificates, is available. This should be confirmed.

Any existing timber specialist Report and Guarantee documentation pertaining to the property should be obtained, checked and held for future reference purposes. Alternatively, if no such documentation is available then further inspection and remedial treatment works should be carried out by a specialist contractor.

Photovoltaic solar panels were installed on the property in 2014. Documentation pertaining to the system should be obtained and checked to confirm the capacity of the system, the date of installation and details of the Feed-In tariff.

Any existing Guarantee documentation pertaining to the installation of the central heating boiler in recent years should be obtained and held for future reference purposes.

Certification pertaining to recent inspection of the electrical installation should be obtained, checked and held for future reference purposes.

It is understood that mains supplies of water and electricity are laid on to the property and that drainage is connected to a septic tank located within the site. The nature and adequacy of all services should be fully ascertained by further investigation and appropriate testing carried out as necessary. Confirmation should be obtained that the septic tank has been registered with SEPA.

The LPG tank is likely to be held under a leasing arrangement with the gas supplier and further information in this respect should be obtained from the vendors.

The subjects are contained within a large site, understood to extend to around 12 acres or thereby, although not measured by us. Confirmation as to the extent of the site and the definition of boundaries should be ascertained from the Title Deeds.

The property is accessed off an unmade road, apparently in shared private ownership. Confirmation should be obtained that an adequate right of access is available over this road to the property, together with the extent of liability for its upkeep and maintenance.

Where defects or repairs have been identified within this report it is recommended that, prior to entering into any legally binding sale or purchase contract, further specialists or contractors advice and estimates should be obtained, to establish the implications, if any, on a potential offer to purchase or the sale price likely to be achieved for the property.

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 16 of 17 Single Survey

Estimated reinstatement cost for insurance purposes

For buildings insurance purposes, the current reinstatement cost assessment for the dwellinghouse only, with due allowance for demolition, site clearance and professional fees, would be fairly stated in the region of SEVEN HUNDRED AND THIRTY FIVE THOUSAND POUNDS STERLING (£735,000). This figure is an estimate of the cost of re-building the property and bears no direct relationship to current market value.

The above assessment for insurance includes for the dwellinghouse only, specifically excluding the outbuildings which, due to their extensive size and nature, should be subject to separate specialist assessment for insurance, if required.

Valuation and market comments

The current market value of the aforementioned subjects, as at the date of inspection, in their present condition and on a full vacant possession basis, would be fairly stated in the capital sum of FIVE HUNDRED AND TWENTY FIVE THOUSAND POUNDS STERLING (£525,000). This valuation is based on the heritable property only and excludes any moveable fittings or furnishings contained therein.

For the avoidance of doubt, the above valuation includes for the dwellinghouse, outbuildings and agricultural land extending to 12 acres or thereby.

The market for this type of property in this locality is relatively stable at the present time.

Signed Security Print Code [384522 = 6520 ] Electronically signed

Report author Alan V Kennedy

Company name J & E Shepherd

Address 11 Dalrymple Street, Fraserburgh, Aberdeenshire, AB43 9BH

Date of report 18th May 2017

Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL 5th May 2017 HP496059 Page 17 of 17 Mortgage Valuation Report

Property Address

Address Clettyden, Woodhead, Turriff, Aberdeenshire, AB53 8PL Seller's Name Mr & Mrs A. Selbie Date of Inspection 5th May 2017

Property Details

Property Type X House Bungalow Purpose built maisonette Converted maisonette Purpose built flat Converted flat Tenement flat Flat over non-residential use Other (specify in General Remarks)

Property Style X Detached Semi detached Mid terrace End terrace Back to back High rise block Low rise block Other (specify in General Remarks)

Does the surveyor believe that the property was built for the public sector, Yes X No e.g. local authority, military, police?

Flats/Maisonettes only Floor(s) on which located No. of floors in block Lift provided? Yes No No. of units in block Approximate Year of Construction 1900

Tenure

X Absolute Ownership Leasehold Ground rent £ Unexpired years

Accommodation

Number of Rooms 3 Living room(s) 5 Bedroom(s) 1 Kitchen(s) 4 Bathroom(s) 4 WC(s) 1 Other (Specify in General remarks)

Gross Floor Area (excluding garages and outbuildings) 240 m² (Internal) m² (External)

Residential Element (greater than 40%) X Yes No

Garage / Parking / Outbuildings

Single garage Double garage X Parking space No garage / garage space / parking space Available on site? X Yes No Permanent outbuildings:

Range of large outbuildings, including workshop, store, stables, tack room, sheds and summer house.

Construction

Walls Brick X Stone Concrete Timber frame Other (specify in General Remarks)

Roof Tile X Slate Asphalt Felt Other (specify in General Remarks)

Special Risks

Has the property suffered structural movement? Yes X No

If Yes, is this recent or progressive? Yes No

Is there evidence, history, or reason to anticipate subsidence, heave, landslip or flood in the Yes X No immediate vicinity? If Yes to any of the above, provide details in General Remarks.

Service Connections Based on visual inspection only. If any services appear to be non-mains, please comment on the type and location of the supply in General Remarks.

Drainage Mains X Private None Water X Mains Private None

Electricity X Mains Private None Gas Mains X Private None

Central Heating X Yes Partial None

Brief description of Central Heating:

Gas fired (LPG) boiler to radiators.

Site Apparent legal issues to be verified by the conveyancer. Please provide a brief description in General Remarks.

Rights of way X Shared drives / access Garage or other amenities on separate site Shared service connections

Ill-defined boundaries X Agricultural land included with property Other (specify in General Remarks)

Location

Residential suburb Residential within town / city Mixed residential / commercial Mainly commercial

Commuter village Remote village X Isolated rural property Other (specify in General Remarks)

Planning Issues

Has the property been extended / converted / altered? X Yes No If Yes provide details in General Remarks.

Roads

Made up road X Unmade road Partly completed new road Pedestrian access only Adopted Unadopted

General Remarks

The subjects are situated within a rural location close to the small village of Woodhead. Surrounding land is generally in agricultural use although there are other dwellinghouses in the vicinity. Local amenities are available in the nearby village of Fyvie, within easy reach.

The dwellinghouse was found to be in good condition for its age and type, having been substantially altered, enlarged and upgraded in recent years.

The house has been altered and extended in the past, originally around 2005, and latterly in 2015. It is assumed that all alterations and additions to the property have been carried out with all necessary permissions and that appropriate documentation, including Completion Certificates, is available. This should be confirmed.

For the avoidance of doubt, the value for mortgage purposes includes for the dwellinghouse, outbuildings and land extending to 12 acres or thereby.

The insurance reinstatement value includes for the dwellinghouse only, specifically excluding the outbuildings which, due to their extensive sized and nature, should be subject to separate specialist assessment for insurance, if required.

Other accommodation - Study.

Essential Repairs

None apparent.

Estimated cost of essential repairs £ Retention recommended? Yes X No Amount £

Comment on Mortgageability

The property forms suitable security for mortgage purposes, subject to the specific lending criteria of any mortgage provider.

It should be appreciated that, due to the extent of land included with the property, it may not be considered suitable security for mortgage purposes for some lenders. Further enquiries in this regard should be made before legal commitment to purchase.

Valuations

Market value in present condition £ 525,000 Market value on completion of essential repairs £ Insurance reinstatement value £ 735,000 (to include the cost of total rebuilding, site clearance, professional fees, ancillary charges plus VAT)

Is a reinspection necessary? Yes X No

Buy To Let Cases

What is the reasonable range of monthly rental income for the property assuming a letting on a 6 £ month Short Assured Tenancy basis?

Is the property in an area where there is a steady demand for rented accommodation of this type? Yes No

Declaration

Signed Security Print Code [384522 = 6520 ] Electronically signed by:- Surveyor's name Alan V Kennedy Professional qualifications MRICS Company name J & E Shepherd Address 11 Dalrymple Street, Fraserburgh, Aberdeenshire, AB43 9BH Telephone 01346 517456 Fax 01346 516867 Report date 18th May 2017

Property Questionaire

Shepherd Offices Dunfermline: 01383 722337 Glasgow (Southside): 0141 649 8020 Motherwell: 01698 252229 Aberdeen: 01224 202800 East Kilbride: 01355 248535 Greenock: 01475 730717 Musselburgh: 0131 6533456 Ayr: 01292 267987 Edinburgh: 0131 2251234 Hamilton: 01698 897548 Paisley: 0141 8898334 Coatbridge: 01236 436561 Falkirk: 01324 635999 Inverness: 01463 712239 Perth: 01738 638188 Cumbernauld: 01236 780000 Fraserburgh: 01346 517456 Kilmarnock: 01563 520318 Peterhead: 01779 470766 Dumbarton: 01389 731682 Forfar: 01307 466100 Kirkcaldy: 01592 205442 Saltcoats: 01294 464228 Dumfries: 01387 264333 Galashiels: 01896 750150 Livingston: 01506 416777 St Andrews: 01334 477773 Dundee: 01382 200454 Glasgow: 0141 3532080 Montrose: 01674 676768 Stirling: 01786 450438

Tel: 0845 263 7995 www.shepherd.co.uk Tel: 0845 263 7995